All Forum Posts by: Bryan N.

@Account Closed

So the source is definitely the bottom five steps.  It's Sunday and I'm not getting any professional carpet help today.  So, I've left the windows open, AC off (mid 80's and humid), and have applied a heavy dose of Odoban every three hours.  After two times I think it's mostly gone.  I hit it once more, closed up the house, turned on the HVAC for the day.  I'll go back and check later tomorrow after I do some surf fishing in the morning.  If the carpet still sinks, I'll probably just replace that section.  Or Odoban again!  It's cheap and effective! 

Odoban on the floor removed some of the odor.   Right now I'm spraying the stairs and about 24" up on all the walls.  Half way up the stairs the odor stops.  I'm thinking the dog lived on the bottom five steps.  If this doesn't work I'll call in a carpet cleaner.  After that I'll try the paint or replace the carpet. I like the paint the wall idea.  I use flat and the same color so it would be easy. 

Tenants moved out and we had a wet dog smell.  Threw away the floor mat they left and it went away.  A couple days later it's back.  It's in a room with laminate floors next to the stairs (carpet).  No wet dog smell upstairs (all carpet) or kitchen or dining areas.  Just the living room and by the stairs.  I went in today and dropped an odoban bomb on the floors and stairs.  I've had great success with that product on pet pee smells.  I'm hoping that fixes it.  Any ideas of it doesn't?

I still use Zillow and craigslist.  A potential renter always comes in on one or the other and they are both free.  

I've had sprinkler systems for over a decade.  I've never done anything to them except turn them off for the winter. 

I tell the tenants that they are responsible for pest control.  If they have a problem due to entry points on the home that allow for rodents etc... I'm responsible.  Ants, spiders, and other pests are their responsibility.  

I'll let a property sit for a month or two until I find the right tenant.  I've never taken section 8 and I won't.  Section 8 isn't necessarily bad, but it's not for me. Verifiable income and debt management are what I look for.  All three of my rentals are drama free, paid on time, and the property is clean.  

@Rob King

This site has all the info you need and then some.  A lot of really smart people here.  Start off by reading this 

https://www.biggerpockets.com/forums/52/topics/821...

Evict them and like the Seinfeld episode said.  No soup for you!